8258 Thompson Rd · North Syracuse, NY 13039

$175,000

4 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 6 Days on market

Built 1904 1.38 ac lot $101/sqft · 47% below area Est $331k · 47% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on 1.38 acres in the North Syracuse School District, this 4 bedroom, 2 bath home is full of potential and charm. The 1,728 sq ft interior gives you plenty of space, while the private backyard feels like your own quiet getaway. Two outbuildings offer flexibility for, storage, or creative spaces. With a 2 car garage and a layout ready for your personal touch, this property is perfect for anyone looking to bring their vision to life. * * Seller has set a deadline for offers of Monday 5/4 at 6:00PM * * *

Key facts

• 1.38 acre lot
• 2 garage spots
• Built 1904

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water connected; Septic tank
• Home design: 2 stories; Existing construction; Vinyl siding
• Construction: Stone foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 9; Has basement
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; See remarks
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.7% vs local median 5.1% in North Syracuse — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $175k implies a 1074% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

• ARV (median comp): $331,114
• List price: $175,000
• Delta: -47.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6134 Leslieanne	0.30mi	3/2.5 (-1)	1,720 (-0%)	5mo	$371,000	$216	74
6215 Diffin Rd	0.19mi	3/2.5 (-1)	1,856 (+7%)	2mo	$390,000	$210	70
6090 Owlwood Dr	0.41mi	4/2.5	1,773 (+3%)	8mo	$410,000	$231	67
8302 Parker House Path	0.21mi	3/2.5 (-1)	1,848 (+7%)	6mo	$376,000	$203	67
8509 Chinkapin Cir	0.70mi	4/2.0	1,638 (-5%)	2mo	$314,000	$192	57
6317 Asa Eastwood	0.62mi	3/2.0 (-1)	1,688 (-2%)	6mo	$385,000	$228	57
8467 Torchwood Ln	0.68mi	3/1.5 (-1)	1,742 (+1%)	8mo	$305,000	$175	53
8222 Cicero Mills Rd	0.64mi	3/2.0 (-1)	1,632 (-6%)	5mo	$405,000	$248	52
6310 Lana Ln	0.44mi	3/2.0 (-1)	1,562 (-10%)	9mo	$405,000	$259	51
8110 Winter Stage Ln	0.63mi	4/2.5	1,930 (+12%)	5mo	$380,000	$197	45
6239 Wynmoor Dr	0.67mi	3/1.5 (-1)	1,536 (-11%)	7mo	$269,900	$176	37
8447 Rollercoaster Dr	0.72mi	4/2.5	1,952 (+13%)	9mo	$350,000	$179	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,905
• Equity at exit: $26,093

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $24,028
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13039

• Home prices YoY: -28.9%
• Active inventory: 87
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$319 /mo · $3,831/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $351

Break-even live

Break-even rent $1,658

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $450	-5% $401	+0% $351	+5% $302	+10% $252
Rent	-10% $185	-5% $268	+0% $351	+5% $434	+10% $517
Rate	-1.0pp $439	-0.5pp $396	base $351	+0.5pp $306	+1.0pp $260

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 513-char remark
2. 2026-04-30
   listed $175,000 Active 513-char remark
3. 2010-08-06
   soldstatus $14,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,831 · $319/mo
• Projected year-2 tax: $3,831 · $319/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,229
• − Mortgage interest: −$9,803
• − Property taxes: −$3,831
• − Insurance: −$875
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$5,091
• Taxable income: $1,593
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $3,830/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

Amenities F Commute F Cost of living A Crime D Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 17,184

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 2% Black 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · China, Canada, Mexico
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.98%
• Current HPI: 314.7902
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+1074.5% since first listed

3 events — show timeline

• 2026-05-06 Pending — CNYIS
• 2026-04-30 Listed $175,000 CNYIS
• 2010-08-06 Sold (Public Records) $14,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,831 · +4.7% YoY. Source: county tax records.